Busan’s plan to transform its skyline with ultra-high-rise developments like the proposed 99-story Samik Beach Town has captured national attention. Marketed as a transformative step toward global city status, this redevelopment promises to redefine the city’s image and bring new economic vitality. Yet beneath the gleaming facade lies a pressing question: can towering skyscrapers alone secure Busan’s place on the global stage?
As the city expands its Special Architectural Zones, critics argue that these projects prioritize visual grandeur over addressing deeper urban challenges. From generational housing barriers to regional disparities, the story of Busan’s high-rise aspirations reveals a city grappling with its identity, caught between ambition and inclusivity. For many, the 99-story dream is not just about height but about whether Busan can truly rise above its challenges—or be overshadowed by them.
Lofty Goals, Grounded Challenges
The 99-story redevelopment of Samik Beach Town is part of Busan’s broader push under its Special Architectural Zones policy, a framework introduced in 2008 to inspire architectural innovation and urban revitalization. By offering regulatory flexibility—such as height limit exemptions and expanded floor-area ratios—the policy aims to attract world-class architects and ambitious development projects to reshape urban landscapes.
Busan has embraced this approach, designating seven such zones, including Samik Beach Town, with the hope of transforming its skyline into a symbol of global modernity. City officials tout these projects as transformative, promising economic growth, enhanced international visibility, and revitalized neighborhoods.
However, while the concept is bold, the execution often raises eyebrows. Critics argue that the policy disproportionately benefits private developers, with minimal safeguards to ensure public benefit or equity. Projects in these zones tend to cluster in high-value coastal districts, leaving inland areas underdeveloped and intensifying urban inequality. Furthermore, similar initiatives in other cities across Korea have frequently encountered delays, financial overruns, and community resistance, casting doubt on the feasibility and inclusivity of such plans.
For Busan, the stakes are high. Can Special Architectural Zones deliver on their promise of revitalization, or will they become yet another example of flashy developments that fail to address deeper urban needs? As the city reaches for the sky, the foundation of its ambitions demands closer scrutiny.
Urban Barriers for the Next Generation
While high-rise developments like the 99-story Samik Beach Town project promise to elevate Busan’s global stature, their impact on the city’s younger generations paints a more complex picture. As luxury housing dominates redevelopment plans, affordability and accessibility become major hurdles for those just starting their careers or families.
The skyrocketing cost of luxury apartments in projects like Samik Beach Town creates significant entry barriers for younger generations. With property values in the area reaching record highs—such as the recent sale of a 148㎡ unit for 2.3 billion KRW—homeownership in the city center has become increasingly unattainable. Faced with few affordable housing options, many young professionals are forced to relocate to suburban areas or even migrate to other cities with better job prospects and lower living costs.
This trend not only deepens the generational divide but also exacerbates urban aging. Without younger populations to sustain economic activity and cultural vibrancy, cities risk becoming stagnant, with shrinking workforces and rising dependency ratios.
The concentration of high-rise developments in affluent coastal areas like Haeundae and Namcheon leaves inland regions and older districts struggling for investment and modernization. While these towering structures may attract affluent buyers, they often deepen the gap between wealthy and underdeveloped areas, perpetuating a cycle of inequality. Inland districts, which lack the glamour of coastal views, are left to grapple with aging infrastructure and declining populations, further isolating them from the city’s broader development narrative.
Projects like Samik Beach Town often become breeding grounds for real estate speculation. As property values soar, they create exclusive enclaves that cater to high-income households, sidelining the majority of the population. Speculative bubbles not only destabilize housing markets but also discourage long-term residents, who feel increasingly alienated from their own neighborhoods.
While the gleaming towers of Busan’s skyline may project an image of prosperity, their true cost is measured in the widening gaps between generations, regions, and social classes. As young people look elsewhere for affordable living and opportunity, the city risks losing the very population it needs to secure its future.
Can a 99-Story Dream Stand Tall?
While the vision of a 99-story skyscraper in Samik Beach Town is bold, its feasibility raises serious questions. The technical, financial, and environmental challenges of constructing such an ultra-high-rise building in a coastal city like Busan demand scrutiny—not just for the project’s success, but for its long-term sustainability.
The global rise in construction costs has cast doubt on the viability of large-scale developments. Escalating prices for raw materials, labor shortages, and global supply chain disruptions make a project of this scale particularly vulnerable to financial overruns. Developers may face mounting pressure to cut costs, potentially compromising the quality and safety of the construction.
In addition, the project relies heavily on attracting high-income buyers to justify its expenses. While initial sales may be strong, the reliance on a luxury market limits accessibility and leaves the development exposed to economic downturns or shifts in real estate demand.
As a coastal city, Busan is prone to typhoons, high winds, and seismic activity, all of which pose significant challenges to constructing and maintaining a 99-story building. High-rise structures must meet rigorous engineering standards to ensure safety in extreme weather conditions. The additional costs and complexities associated with these safeguards may further strain the project’s budget and timeline.
Furthermore, such developments must also address their environmental impact. Large-scale construction can strain local ecosystems, increase energy consumption, and contribute to carbon emissions. Without a comprehensive sustainability plan, the environmental costs of this project could outweigh its benefits.
Busan’s history with ambitious redevelopment projects is littered with delays, budget overruns, and downsized plans. For example, similar large-scale developments in Korea have often failed to meet their initial promises due to unforeseen technical or financial obstacles. As a result, public confidence in the feasibility of such projects remains low.
While the 99-story dream of Samik Beach Town aspires to redefine Busan’s skyline, it must first confront the grounded realities of construction, cost, and sustainability. As global cities increasingly prioritize environmental resilience and inclusivity, Busan must ask whether this project truly aligns with its long-term vision—or risks becoming an expensive monument to unchecked ambition.
Lessons and Warnings from the World’s Skylines
Busan’s ambition to transform its skyline through ultra-high-rise developments is part of a broader global trend among cities seeking to assert their place on the international stage. While iconic skyscrapers can enhance a city’s image and economic stature, the successes and failures of other urban centers provide critical lessons for Busan to consider as it navigates its path toward global relevance.
In Singapore, high-rise architecture has been seamlessly integrated into a carefully managed framework of urban planning that prioritizes inclusivity. The city-state’s Housing and Development Board (HDB) has established a public housing system that ensures residents across income levels have access to affordable, high-quality homes within the city. This approach allows Singapore to achieve both density and equity. Iconic landmarks like Marina Bay Sands coexist with a robust network of public housing, demonstrating that modernity and social inclusivity can go hand in hand. Singapore’s success lies in its ability to foster a global reputation without marginalizing its citizens.
Tokyo, too, offers an insightful model. Rather than concentrating luxury developments in isolated areas, the city prioritizes mixed-use neighborhoods that seamlessly blend residential, commercial, and cultural spaces. Tokyo’s urban fabric encourages multi-generational living and economic diversity, avoiding the physical and social segregation of affluent and lower-income populations. This holistic approach results in vibrant, integrated communities that contribute to the city’s resilience and adaptability in the face of change.
However, not all cities have navigated the complexities of urban development with the same success. Dubai’s skyline, punctuated by architectural marvels such as the Burj Khalifa, stands as a testament to its bold ambition. Yet, this focus on luxury real estate has come at a cost. The city struggles with oversupply in its high-end property market, speculative bubbles, and a lack of affordable housing for middle- and lower-income residents. Additionally, labor exploitation and significant environmental challenges cast a shadow over Dubai’s otherwise gleaming image.
Hong Kong presents another warning for Busan. The city’s relentless pursuit of high-end developments has created one of the most unaffordable housing markets in the world. While Hong Kong remains a leading financial hub, its extreme housing inequality highlights the dangers of prioritizing exclusivity over accessibility. The disconnect between the needs of its population and its urban planning has left many residents living in substandard conditions, undermining the city’s overall quality of life.
Busan stands at a crossroads, with an opportunity to learn from both the triumphs and missteps of these global cities. If Busan addresses affordability, prioritizes regional equity, and embraces sustainable urban planning, its redevelopment projects could propel the city into the global spotlight while ensuring that all residents benefit from its growth. This would require thoughtful integration of high-rise developments with affordable housing strategies, investments in underdeveloped inland districts, and a commitment to green building practices.
Conversely, if Busan follows the paths of Dubai or Hong Kong—emphasizing luxury developments over inclusivity and neglecting regional balance—it risks creating a city divided by wealth, where gleaming towers dominate the skyline while inland neighborhoods languish in neglect.
To become a truly global city, Busan must look beyond the superficial allure of its skyline. While towering structures may capture international headlines, a city’s greatness is ultimately defined by the quality of life it offers its residents. By focusing on inclusive growth and sustainable development, Busan can rise not just in height, but in reputation, resilience, and unity—becoming a city that truly stands as a model for others to follow.
Who Really Benefits?
As projects like Samik Beach Town move forward under the framework of Busan’s Special Architectural Zones, a fundamental question arises: do these ambitious developments genuinely serve the public good, or are they primarily vehicles for private profit? While the policy incentivizes groundbreaking construction through regulatory benefits, it often leaves the interests of local communities in the shadows, raising concerns about deepening urban inequalities.
The Special Architectural Zone policy provides lucrative incentives for developers, allowing them to bypass traditional regulations in pursuit of bold architectural ventures. Height limits are waived, enabling towering structures like the 99-story Samik Beach Town, which maximize usable space and profitability. Expanded floor-area ratios further enhance the economic appeal for developers by permitting higher densities, ultimately boosting potential returns on investment.
However, these benefits, while encouraging ambitious projects, disproportionately favor private companies. Critics argue that the policy has created a system where profitability for developers often takes precedence over broader societal considerations. Provisions for public goods, such as affordable housing or community infrastructure, are often absent, leaving such developments detached from the realities and needs of the communities they occupy.
One of the most pressing criticisms of these projects is the exclusion of local residents from the planning process. While developments like Samik Beach Town have the potential to reshape neighborhoods, the decisions behind their approval and design are frequently made behind closed doors. Public consultations are rare, and when they do occur, they are often perfunctory, with little opportunity for meaningful input.
This lack of transparency fuels frustration among residents, who feel that their voices are marginalized in decisions that directly affect their lives. For many, these projects symbolize a disconnect between the vision of urban planners and the lived realities of local communities.
High-profile developments such as Samik Beach Town rarely incorporate provisions for public goods, further reinforcing their image as exclusive enclaves rather than community assets. Affordable housing, a critical need in a city grappling with rising property values, is often missing from these projects, pushing middle- and low-income families to the city’s periphery or beyond. This exclusion not only exacerbates urban inequality but also erodes trust in redevelopment efforts.
Similarly, the creation of community spaces—parks, plazas, or mixed-use facilities that encourage public engagement—frequently takes a backseat to the prioritization of private residential and commercial units. By focusing on maximizing profits, these developments miss an opportunity to contribute to the city’s social and cultural fabric, undermining their long-term sustainability and public value.
To ensure that developments like Samik Beach Town benefit all of Busan’s residents, policymakers must take deliberate steps to rebalance priorities. Affordable housing quotas should become a standard requirement in large-scale projects, ensuring that redevelopment serves diverse income groups and fosters inclusive communities. Enhanced public engagement is equally critical; decision-making processes must be transparent, with meaningful opportunities for local residents to contribute their perspectives.
Infrastructure investments tailored to community needs can also bridge the gap between private interests and public benefit. By incorporating amenities that enhance local quality of life—such as public transport links, green spaces, and cultural facilities—high-rise developments can evolve into integrated elements of a thriving urban ecosystem.
What Makes a Global Hub City?
Busan’s aspiration to establish itself as a global hub city extends far beyond the confines of its skyline. While projects like the 99-story redevelopment of Samik Beach Town symbolize ambition and economic potential, the city’s true transformation will depend on its ability to cultivate inclusivity, sustainability, and a diversified economic base. A global hub city is not defined by towering buildings alone but by its capacity to nurture a vibrant ecosystem of people, industries, and cultures.
Cities like Singapore, Tokyo, and New York demonstrate that physical infrastructure, though important, is only one facet of achieving global relevance. These cities thrive not because of their iconic skylines, but because of the holistic strategies underpinning their success. Economic diversity is a cornerstone of their resilience, balancing sectors like finance, technology, culture, and tourism to create robust, adaptable economies. This variety ensures that their growth is sustainable and not overly reliant on any single industry.
Livability is another critical component. These cities invest in accessible housing, efficient public transportation, and vibrant public spaces, all of which attract and retain diverse populations. Livability creates a foundation for social cohesion, enabling cities to support both their residents and their ambitions on the global stage. Furthermore, cultural richness—driven by investments in the arts, heritage preservation, and multiculturalism—gives these cities a unique identity, making them destinations not only for businesses but also for talent, creativity, and tourism.
Busan already possesses some of the key ingredients for success, such as a strong maritime logistics sector, a thriving film industry, and renowned cultural festivals. However, to fully realize its potential, the city must move beyond surface-level enhancements. The challenge is to adopt a more comprehensive approach that addresses deeper structural issues while building on its existing strengths.
Central to becoming a global hub city is embracing inclusivity. For Busan, this means ensuring that its growth benefits all segments of society, rather than catering exclusively to affluent populations or specific districts. Retaining young talent is a critical first step. Affordable housing and meaningful job opportunities are essential to prevent younger generations from leaving Busan for cities that offer better prospects. Without them, Busan risks losing its economic vitality and cultural dynamism.
Balancing regional development is equally important. While coastal projects like Samik Beach Town generate excitement, they must not overshadow the needs of inland and older districts. These areas require significant investment to modernize infrastructure, stimulate local economies, and foster equitable growth. Supporting mixed-income communities by developing housing solutions that integrate people from various socioeconomic backgrounds is another key strategy. This not only ensures social cohesion but also creates neighborhoods that reflect the diversity and richness of the city.
As a coastal city, Busan cannot ignore the pressing environmental challenges that accompany urban growth. Developments like Samik Beach Town must incorporate sustainable practices, including green building designs, renewable energy integration, and climate-resilient infrastructure. Cities that prioritize environmental stewardship not only protect themselves from future risks but also enhance their reputations as forward-thinking global leaders. By addressing sustainability head-on, Busan can position itself as a model for urban resilience in an era of climate uncertainty.
Busan’s rise as a global hub will not be measured solely by the height of its skyscrapers but by its ability to create a city where everyone can thrive. Achieving this vision requires a commitment to comprehensive planning that integrates economic diversity, social inclusivity, and environmental sustainability. Projects like Samik Beach Town can contribute to this transformation, but only if they are part of a broader strategy that puts people and the planet at the center of development.
The question for Busan is not whether it can rise, but how it will rise—together with its residents, fostering a city that is as inclusive and sustainable as it is ambitious. A truly global city is built not just on foundations of steel and glass, but on the shared aspirations and well-being of its people. Busan has the opportunity to rise not only as a beacon of progress but as a symbol of what cities can achieve when they prioritize equity and innovation over exclusivity.
A Blueprint for Balanced Urban Growth
For Busan to secure its future as a global hub city, developments like Samik Beach Town must transcend their architectural grandeur and address the city’s deeper challenges. A truly transformative urban strategy demands more than skyscrapers; it requires an unwavering commitment to public benefit, inclusivity, and sustainability. Policymakers must adopt a holistic approach that not only reshapes the skyline but also fosters a city where all residents can thrive.
The rising cost of luxury developments, such as those in Samik Beach Town, has priced many residents out of the city center. This trend threatens to hollow out the heart of Busan, pushing young professionals, middle-income families, and essential workers to the outskirts or to other cities. To counter this, affordable housing must become a cornerstone of all large-scale redevelopment projects.
Integrating affordable units into high-profile developments would ensure that diverse communities can coexist, enriching the city’s cultural and economic fabric. It would also help retain younger generations, addressing the demographic imbalances that could undermine Busan’s growth. By mandating affordable housing quotas, Busan can ensure that prosperity is shared and that its growth remains inclusive.
While coastal areas like Haeundae and Namcheon often steal the spotlight, Busan’s inland districts and older neighborhoods are left struggling with aging infrastructure and stagnating economies. This imbalance not only widens regional disparities but also limits the city’s overall potential.
Policymakers must prioritize investment in underdeveloped areas, modernizing infrastructure and creating job opportunities to foster balanced growth. Revitalizing inland districts would not only strengthen Busan’s urban cohesion but also reduce the overreliance on its coastal attractions. A unified vision that integrates coastal glamour with inland development can create a cohesive and resilient urban landscape.
The success of urban redevelopment hinges on the trust and involvement of local communities. Yet, too often, major projects are planned and executed with little input from residents. This lack of transparency breeds skepticism and alienation, undermining the very communities these developments aim to serve.
A more participatory approach is essential. Transparent planning processes, regular public consultations, and platforms for citizen involvement can give residents a meaningful voice in shaping their city’s future. When people feel ownership over their urban environment, they become active contributors to its success, strengthening the social fabric that underpins a thriving city.
As a coastal city, Busan faces mounting environmental challenges, from rising sea levels to extreme weather events. Developments like Samik Beach Town must embrace sustainability as a guiding principle, not an afterthought. Green building standards, energy-efficient designs, and renewable energy integration are essential to reducing the environmental impact of large-scale projects.
Moreover, preserving natural ecosystems and incorporating green spaces into urban planning can enhance the city’s resilience to climate change while improving the quality of life for its residents. By prioritizing sustainability, Busan can set an example for other cities navigating the complexities of urban growth in a warming world.
Busan’s economy cannot rely solely on real estate and logistics to sustain its global aspirations. Diversifying its economic base is critical to ensuring long-term resilience. Investments in technology, education, and cultural industries can complement its maritime and tourism sectors, creating a more balanced and robust economic ecosystem.
Encouraging entrepreneurship and innovation, particularly through support for startups and creative industries, can position Busan as a hub for emerging sectors. Workforce training programs tailored to the needs of these industries will further solidify the city’s reputation as a forward-looking economic powerhouse.
Busan’s vision of becoming a global hub city is within reach, but the path to success requires more than iconic buildings and glossy developments. It calls for a strategy that integrates affordable housing, equitable regional growth, community participation, sustainability, and economic diversification into the city’s DNA.
Building a City That Rises for All
A city’s true greatness lies not in the height of its skyscrapers but in the quality of life it provides for its residents. To rise as a global hub, Busan must prioritize the creation of an environment where all generations and income groups can thrive. Affordable housing must become an integral part of its urban landscape, ensuring that young professionals and families can find opportunities within the city rather than being driven to its outskirts or to other regions. Similarly, equitable investment across coastal and inland districts will bridge regional disparities and strengthen Busan’s social and economic fabric.
The city’s commitment to sustainability will also define its future. As climate challenges intensify, Busan’s developments must embody environmental responsibility through green building practices, renewable energy adoption, and climate-resilient urban design. These efforts will not only safeguard the city against future risks but also enhance its global reputation as a forward-thinking, sustainable metropolis.
Ultimately, Busan’s global stature will be determined by the vibrancy, diversity, and resilience of its people. Projects like Samik Beach Town must serve as more than architectural icons; they must become living examples of what a truly inclusive, innovative, and sustainable city can achieve. If Busan can align its bold ambitions with the needs of its residents, it has the potential to rise as a city not just admired for its skyline but celebrated for its vision.
In the race to secure its place on the global stage, Busan must remember that the foundation of any great city is not its buildings but its people. The challenge now is to rise together—higher, stronger, and more unified.
